Multifamily. and honestly I'd place a wager of $100 you can learn everything by reading a few books. that being said, do multifamily. speak to any multifamily investor and ask them what they wish they could do. most of them say they wish they could have started in multifamily sooner.

I would wager the title company has not included any lender related fees.

I would add another 50-75K yr in cash to invest on top of parlaying income/equity in owned properties.

Realistic advice: I agree with @Jaron Walling parlay the $10K into a bigger shovel.Unrealistic advice: Maintain the biggest shovel you can, drop your expenses to $0, invest the difference...Sleep in your car/shower at the gym, sell everything, geo-arbitrage, sell plasma, sign-up for paid experimental trials, etc...Overall, I think you'd be better growing that $10K to let's say $500K in 5 years and moving to a cheaper part of the country or a cheaper country. 

Have you been able to parlay your M/P skills into property investing?   

Although you could do what is called a Tenant-In-Common (TIC) arrangement where an investor has 1031 exchange funds and wants to parlay that money into a syndication.

Even when I get into hard/physical direct-owned real estate, I will continue to parlay money for the rest of my life into the marvel that is REIT dividend investing.

But if I was a betting man, I'd wager that they will realize they can ease the housing shortage a bit by cracking down on all those illicit STRs -- eventually! 

I would wager that many of us here have mortgages due on the 1st however since there is no fee until the 15th we pay late as rents come in. 

What this tells me is if I had made the above bet in the year 2000, I would have won the wager virtually every time.